Hayes Town · Hillingdon · Hayes and Harlington constituency · 51.50962, -0.41726

UB3 2EG— Hayes Town, Hillingdon

Location and area intelligence for UB3 2EG, Hayes Town, Hillingdon

 

Safety 69/100Transport 38/100Yield 5.12%

Best for: Families

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Lopsided profile — strong safety but weak schools

Liveability
45
Safety
69
Schools
—
Transport
38
Environment
68
Investment
64

The bottom line

UB3 2EG offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 57 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB3 2EG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.5% vs London avg
vs London crime+55.0% vs London avg

Deep-dive guides for UB3 2EG

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How UB3 2EG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Botwell House Catholic Primary School

Not yet inspected · 4 min walk

KS2: 105.2

—

Secondary

Global Academy

Not yet inspected · Inspected Mar 2025 · 11 min walk

P8: -1.88A8: 27.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 20 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

101.0 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 509.4%

+34% vs borough

Crime by type

Other29%
Violence & sexual offences24%
Anti-social behaviour17%
Vehicle crime11%
Drug offences7%
Theft6%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hayes Fire Station (G40) · 2.0km

Crime is +55% above London average

Property

Prices, sales volume and market trends

Avg floor area109.8 m²

EPC breakdown

C
1%
D
9%
E
1%

Based on 11 properties · Confidence: medium

Street mix

Semi 69%Terraced 31%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£274,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2021 · CAGR

+7.9%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.8%

per year

Acceleration

-54.53

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 13 sales

Property Type Mix

Total: 13 sales

Semi-detached69.2%
Terraced30.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£82k£115k+40.5%1.5
Post-dot-com plateau2001–2004£136k£225k+66.1%1.3
Pre-crash peak2005–2006£235k£248k+5.7%1
GFC & correction2011–2011£225k£225k+0%1
Help-to-Buy recovery2014–2014£350k£350k+0%1
Pandemic surge2020–2021£510k£465k-8.8%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.5% alpha

Semi-detached+3.5% α
Local
18.5%
District
15%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hayes & Harlington StationGreat Western Railway line
9.2 min walk
Hayes & Harlington

Nearby stations

Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
10 min walk
Hayes & HarlingtonNational Rail
10 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
34 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
48 min walk
Hounslow West Underground StationPiccadilly
57 min walk
No bus stops within 400m

44

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park223m
Santander docks (800m)0
Nearest cycle dock12.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.4 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 28%
More green space than 91% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 7.2 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield858.1 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES AT SPECSAVERS HAYES HILLINGDON

UNIT 9, 5-19 BOTWELL LANE, UB3 2AB

4 min walk

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.6 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

7

Convenience

Nearest supermarketHayes Food Centre · 157 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

336m

Post office

Nearby shops

Global Wines255 m
Ali Halal Meat306 m
Brother's Food Centre308 m
MBN Services335 m

Nearby cafes

Costa344 m
T4 Tea For U436 m
Cafe Vaknat522 m

Nearby restaurants

Peri Peri227 m
Subway236 m
Jenny's Burgers241 m
Biryani Hub255 m

Nearby pubs

The Botwell Inn161 m
The Old Crown557 m

Nearby gyms

Botwell Green Sports and Leisure Centre155 m
More Energy792 m

Nearby pharmacies

Superdrug328 m
Boots401 m
Food hygiene (5-star)30% of 171

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AIRKAR LIMITED
P AND P PROPERTY PRIVATE LIMITED

Investment

Investment grade, yield and market outlook

64

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

17.5

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,064m
Crossrail 2 route17,544m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,006 nationally

1,931

Est. population

12,228/km²

54%

Employed

28%

Degree educated

£41,800

Median income

7.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

29%
23%
23%
16%
Under 1829%
18–3423%
35–4923%
50–6416%
65+9%

Tenure

13%
27%
30%
29%
Own outright13%
Own (mortgage)27%
Private rent30%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

17%
55%
White British17%
White Other5%
Asian55%
Black10%
Mixed4%
Other8%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine29%
No car household31%
Unemployed8%
No qualifications29%

Housing tenure (Census 2021)

Private rent30%
Social rent29%

vs. London

Income vs London-0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
16
Local approval rate
81%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
349
Largest scheme
331 homes · Chailey Industrial Estate, Chailey Industrial Estate, Pump Lane, Hayes, UB3 3NB
Pipeline pressure
NONE

Named schemes (500m)

5-19, 5-19, Botwell Lane, Hayes, UB3 2AB24 homes
completed
THE KINGS ARMS PH, 109, THE KINGS ARMS PH, 109, COLDHARBOUR LANE, HAYES, UB3 3EG21 homes
completed
COLDHARBOUR LANE HOUSE, COLDHARBOUR LANE HOUSE, COLDHARBOUR LANE, UB320 homes
completed
LAND ADJACENT TO, LAND ADJACENT TO, MOUNT ROAD, UB311 homes
completed
Botwell Brotherhood Hall, 118-126, Botwell Brotherhood Hall, 118-126, Coldharbour Lane, UB39 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
26.2%
Ward turnout
28%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Peter Allan CurlingLabour
Janet GardnerLabour
Raju SansarpuriLabour

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Key facts for UB3 2EG

Full postcodeUB3 2EG
Postcode districtUB3
BoroughLondon Borough of Hillingdon
WardHayes Town
Latitude51.509621
Longitude-0.417259
Parliamentary constituencyHayes and Harlington
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey